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HomeMy WebLinkAbout2026-02-18; Planning Commission; Minutes; Regular SessionPLANNING COMMISSION Minutes Feb. 18, 2026, 5 p.m. CALL TO ORDER: 5 p.m. Council Chamber 1200 Carlsbad Village Dri ve Carlsbad, CA 92008 ROLL CALL: Burrows, Fitzgerald, Merz, Lafferty, Foster, Hubinger, Meenes. PLEDGE OF ALLEGIANCE: Commissioner Hubinger led the Pledge of Allegiance. APPROVAL OF MINUTES: Minutes of the Regular Meeting held Jan. 21, 2026 Motion by Commissioner Lafferty, seconded by Commissioner Burrows, to approve the minutes as presented . Motion carried, 6/0/1 (Merz -Abstain). PUBLIC COMMENT: None. PUBLIC HEARING: Chair Meenes expressed that Commissioner Burrows would like to be heard before commencing with Item 1. Commissioner Burrows recused himself due to his employer's proximity to the project and he left the dais and left the room. Chair Meenes opened the duly noticed public hearing on Item 1 at 5:06 p.m. Chair Meenes indicated that he was contacted by a member of the Bressi Ranch Homeowners Association, Bruce Bandemer and that he informed Mr. Bandemer that he could not discuss the matter. Director of Community Development, Mike Strong, explained the focus of this meeting is limited to determining whether the proposed land use change warrants further processing under the applicable City procedures. Mr. Strong further explained that the Planning Commission's recommendation will be forwarded to the City Council and the City Council will then determine whether City staff should be directed to proceed with full processing of the application consistent with Council policy or deny the request. Mr. Strong introduced Assistant Director of Community Development, Eric Lardy, who reviewed a PowerPoint presentation on the project (on file in the Office of the City Clerk.) 1. TOLL BROTHERS BRESSI RANCH -GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025- 0006 (DEV2024-0088) -Either 1} Adopt a Resolution of the Planning Commission of the City of Carlsbad, California, recommending that the City Council remand the project application back to City Staff for further processing of a General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Feb. 18, 2026 Planning Commission Regular Meeting Page 2 Permit to change the planned Industrial General Plan designation to Residential to allow for approximately 111, 3-story residential townhomes on a vacant, 7-acre parcel at 6405 Alicante Rd. (APN 213601200), located south of Gateway Rd., west of Alicante Road and north of Town Garden Road; or 2) Adopt a Resolution of the Planning Commission of the City of Carlsbad, California, recommending City Council deny General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit to change the Planned Industrial General Plan Designation to Residential to allow for approximately 111, 3-story residential town homes on a vacant, 7-acre parcel at 6405 Alicante Rd. (APN 213601200), located south of Gateway Road, west of Alicante Road and north ofTown Garden Road. ACTION TYPE: Legislative STAFF RECOMMENDATION: Take public input, close the public hearing, and adopt a Resolution. PLANNER: Eric Lardy ENGINEER: Jason Geldert Director of Community Development, Mike Strong, reiterated for the benefit of the Commission's deliberation that the requested density associated with this request is not going to change with the subject application because no density bonus has been requested and because a density bonus cannot be pursued at this time for this project. In response to Commissioner Merz's inquiry, Assistant Director of Community Development, Eric Lardy, reiterated that this is not a Density Bonus Project and is not mandated by the provisions of the SB 330. City Attorney, Dalton Sorich clarified that the Planning Commission's role is to make a recommendation to City Council who is the final decision maker for this item. In response to Commissioner Lafferty's inquiry, Assistant Director of Community Development Eric Lardy explained that the Applicant proposed the R-23 designation, not city staff; and clarified some information regarding surrounding land use designations in comparison to the applicant's request for an R-23 designation including: • R-23 designation allows 19-23 units per acre. • RHNA law requires the City to demonstrate capacity through zoning; the proposed 111 units are 50 units below what would be allowed under the R-23 designation. • Updated housing production numbers through 2025 will be presented to the City Council in the upcoming Annual Progress Report. • Two of the Housing Element rezoning's 16 sites have pending and applications and two to three additional sites have completed preliminary reviews. In response to Chair Merz's inquiry as to whether the subject parcel had been included in the Housing Element rezoning program, Assistant Director of Community Development, Eric Lardy confirmed that the parcel was not included among the 16 adopted Housing Element sites. Mr. Lardy added that if the subject site remains vacant in the next Housing Element cycle, the city may evaluate it as a potential site for rezoning. If the parcel is rezoned and later developed, units would be reported by income category and removed from the City's remaining inventory. Feb.18,2026 Planning Commission Regular Meeting Page 3 Mr. Lardy also confirmed that the current Housing Element cycle runs through 2029, the next Housing Element is due in 2031-2032 following SANDAG's Regional Transportation Plan. Planning work is expected to begin near the end of the decade. In response to Commissioner Fitzgerald's inquiry as to whether an affordable housing agreement could be required as a condition if the application is forwarded to the City Council, Assistant Director of Community Development, Eric Lardy, reiterated that all projects are required to meet the City's 15 percent inclusionary housing requirement, memorialized through an affordable housing agreement recorded before grading or building permits. Mr. Lardy also indicated that the city has historically required rezoned sites to accommodate up to 20 percent inclusionary housing and that the applicant has been informed of this. In response to Commissioner Foster's inquiry, Assistant Community Development Director, Eric Lardy, expressed again that the Commission's role is to recommend to the City Council if the change from Industrial to Residential zoning should proceed or not. Specific zoning details and site design would be addressed during subsequent project processing that is anticipated to take 12 to 24 months. Applicant, Andrew Coehn from Levine investments reviewed a PowerPoint presentation. Applicant representative, Eric Everhart from Toll Brothers Developers reviewed a PowerPoint presentation. Chair Meenes opened the public testimony at 5:48 p.m. Bruce Bandemer, resident and Bressi Ranch Homeowners Association President, expressed his opposition to the project. Resident David Pierce expressed his support for the Project. Seeing no one else wishing to speak on this item, Chair Meenes closed the public testimony at 5:54 p.m. Commissioner Discussion ensued. Commissioner Fitzgerald explained that she did not hear a reasonable justification to deviate from the framework established in the Housing Element and Land Use Element. She reiterated that she would like to see a more comprehensive and thoughtful approach to zoning, rather than project-specific spot zoning. Motion by Commissioner Hubinger, seconded by Commissioner Merz, to approve Resolution 7566, Option 1. Motion carried, 5/1/1 (Fitzgerald -No; Burrows -Abstain). Chair Meenes closed the duly noticed public hearing on Item 1 at 6:12 p.m. and noted for the record that Commissioner Burows is now returning to the dais to participate in the next agenda items. 2. RINCON ROOSEVELT -CT 2024-0008/SDP 2024-0022 (DEV2024-0105) - A Resolution of the Planning Commission of the City of Carlsbad, California, recommending approval of Tentative Tract Feb.18,2026 Planning Commission Regular Meeting Page4 Map CT 2024-0008 and Site Development Plan SDP 2024-0022 to demolish an existing eight-unit residential apartment complex and commercial structures and construct a four-story mixed-use building consisting of 3,419 square feet of commercial space, 33 residential condominiums and 42 covered parking spaces on a 0.69-acre property located at 2747 and 2775 Roosevelt St. in the northwest quadrant of the city, the Village & Barrio Master Plan, and Local Facilities Management Zone 1. ACTION TYPE: Quasi-Judicial STAFF RECOMMENDATION: Take public input, close the public hearing, and adopt the Resolution. PLANNER: Shannon Harker ENGINEER: Jason Geldert Director of Community Development, Mike Strong, introduced Senior Planner, Shannon Harker, who reviewed a PowerPoint presentation on the project. (On file in the Office of the City Clerk.) Applicant representative Jonathan Frankel spoke about the project and was available for questions. (On file in the Office of the City Clerk.) In response to Commissioner Merz inquiry regarding the adequacy of parking, Applicant representative Jonathan Frankel, confirmed that in his company's prior projects with similar parking ratios were successful. Chair Meenes opened the public testimony at 6:56 p.m. David Pierce spoke in favor of the project; Lori Robbins requested a review and improvement to the aesthetic of the project and Larry Weinberger discussed his concerns about a variety of aspects of the proposed project including landscaping, its maintenance, and the screening of air conditioning units. Hearing no one else left to speak, Chair Meenes closed the public testimony at 7:07 p.m. In response to the speakers' comments, Senior Planner Shannon Harker explained that the trees and shrubs in the landscape plans are required as part of the process and will remain in perpetuity to be cared for by the City; regarding the air conditioning units, they will be screened through the use of parapets incorporated into the building design. Ms. Harker added that the proposed parking spaces fall between standard and compacts size requirements and exceed minimum dimensions for compact spaces and that if no health or safety impacts are identified and if State Density Bonus Law findings can be made, associated waivers should be granted. Finally, regarding density, Mrs. Harker explained that State Density Bonus Law allows up to 48 dwelling units per acre when the project includes required levels of affordable housing. In response to Commissioner Lafferty's safety concern about the narrow alleys on both sides of the project, being a hazard due to limited visibility, Senior Planner Harker explained that the wider setbacks are required by the fire department to allow ladder access around the building; and added that the design also includes required stormwater features in those areas, which is why the space must remain as shown. Feb.18,2026 Planning Commission Regular Meeting Page 5 Motion by Commissioner Merz, seconded by Commissioner Fitzgerald, to approve Resolution 7567, Motion carried, 6/1 (Lafferty -No). DEPARTMENTAL REPORTS: This item was continued from the Planning Commission Meeting of Jan. 21, 2026. 3. 2026 Commission Appointments -1. A Resolution of the Planning Commission of the City of Carlsbad, California, appointing a Chair to preside at all Planning Commission meetings; and 2. A Resolution of Planning Commission of the City of Carlsbad, California, appointing a Vice Chair to preside at all Planning Commission meetings in the Chair's absence. (Staff Contact: Eric Lardy, Community Development) Recommended Action: Take public input, close the public hearing, And adopt resolutions appointing a Chair and Vice Chair. Mr. Strong introduced the item. Chair Meenes opened the public testimony at 7:24 p.m. Seeing no one wishing to speak on this item, Chair Meenes closed the public testimony at 7:24 p.m. Motion by Commissioner Foster, seconded by Commissioner Fitzgerald to adopt Resolution No. 7568 appointing Roy Meenes as Chair of the Planning Commission for remainder of 2026. Motion carried unanimously, 7 /0. Motion by Commissioner Burrows, seconded by Commissioner Fitzgerald to adopt Resolution No. 7569 appointing Nicholas Foster as Vice Chair of the Planning Commission for remainder of 2026. Motion carried unanimously, 7 /0. COMMISSION MEMBER COMMENTARY AND REQUESTS FOR CONSIDERATION OF MATTERS: This portion of the agenda is for the Commission to make brief announcements, brief reports of their activities and requests for future agenda items. None. STAFF COMMENTS: Director of Community Development, Mike Strong, indicated that the next meeting will be canceled and reviewed the upcoming Planning Commission Tentative Schedule of projects. ADJOURNMENT: 7:35 P.M.